Dunedin City Council — Property Due Diligence Guide
Dunedin City Council governs New Zealand's southernmost city, with a population of approximately 135,000. Dunedin is a university city (home to the University of Otago, NZ's oldest university) with a strong Scottish heritage, impressive Victorian and Edwardian architecture, and a vibrant cultural scene.
Quick Facts
Useful Links
How to Order a LIM Report
You can order a Dunedin City Council LIM online through their website. Standard processing takes 10 working days, with an urgent option available for faster turnaround.
Dunedin LIMs cover building consents, resource consents, rates, zoning under the Second Generation District Plan (2GP), natural hazards, and heritage listings. The city has extensive heritage overlays given its rich architectural history.
Student accommodation areas (particularly North Dunedin near the university) have specific planning provisions. Heritage-listed buildings have restrictions on modifications.
District Plan Zones
Dunedin's Second Generation District Plan (2GP) zones include:
- General Residential Zone: Standard residential areas
- Medium Density Residential Zone: Higher density near centres
- Large Lot Residential Zone: Lifestyle areas on the city fringe
- Campus Zone: University and polytechnic areas
- Heritage Precinct Zones: Central city and heritage areas
The 2GP has enabled more intensive development in some areas while protecting heritage character in others.
Natural Hazards
Dunedin's natural hazard profile:
- Land instability: Dunedin's hilly terrain and clay-based soils make landslips a significant hazard, particularly during heavy rainfall. Several suburbs have known stability issues.
- Flooding: South Dunedin is a low-lying area highly vulnerable to flooding and rising groundwater, which is a major long-term climate change concern.
- Coastal hazards: Coastal erosion and inundation risk, particularly relevant for Otago Peninsula and South Dunedin.
- Earthquakes: Moderate seismic risk from regional faults.
Building Consent & Code Compliance
Building consent is processed by Dunedin City Council. Standard processing targets 20 working days.
Building on Dunedin's hilly terrain often requires geotechnical assessment. Heritage building requirements apply extensively in the central city. The South Dunedin area has specific challenges related to high groundwater and flood vulnerability that affect building foundations and design.
Frequently Asked Questions
What is the South Dunedin flooding risk?
South Dunedin is a low-lying area built on reclaimed land and sand dunes with a high water table. It is highly vulnerable to surface flooding, rising groundwater, and sea level rise. The council has identified this as a major long-term challenge. If buying in South Dunedin, understand the flood risk and the potential for future managed retreat or adaptation costs.
Is Dunedin property good value?
Dunedin offers significantly more affordable property than larger NZ cities, with the amenities of a university city (culture, healthcare, education). Heritage homes in established suburbs offer character. However, consider the cold, damp climate, distance from other major centres, and the specific risks of areas like South Dunedin when evaluating value.
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